25631 S Montana Ave · Sun Lakes, AZ 85248

$264,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 5 Days on market

Built 1977 6,978 sqft lot Est $234k · 13% over $154/mo HOA · 6% of rent ↓ 51% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.6/30.0
• DSCR +5.1/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very nice and well maintained property that is fully furnished. An open floor plan which is desirable with many cabinets and storage galore!. Features include: Vaulted ceilings, light walls and sq. footage includes the spacious AZ Room; Popular circular kitchen with much counter space and opening into a light and bright family room; Large master bedroom with wonderful master bathroom with storage, larger 2nd bedroom with its own bath room; AZ Room cooled and heated for year around enjoyment. Come see this very desirable home in Sun Lakes Country Club offering all amenities for an active lifestyle!!

Key facts

• Fully furnished
• 6,978 sq ft lot
• 2 parking spots

Tags

• FULLY FURNISHED

Property features AI

Finance

• HOA & community: Association with annual fee (maintenance of grounds); Community amenities: pool, golf, lake, community spa (heated), tennis courts, biking/walking paths, fitness center, near light rail stop

Exterior

• Parking: 2 covered parking spaces; Separate storage area; 2 carport spaces
• Utilities: Private water company; Sewer connected (private sewer)
• Home design: Manufactured / mobile home; Fee simple ownership; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Foam roof; Building area reported by owner
• Exterior features: Storage; Desert front and back landscaping; County-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity; Eat-in kitchen; Furnished (see remarks); Vaulted ceilings; Wet bar; Pantry; Full bathroom in primary bedroom; Solar window screens
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (9.2% below list).
• Recommended offer: $241k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Sun Lakes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#135 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety C-, schools D+, cost of living D.
• Chandler Unified District #80 (4242) (suburban): math 49% / reading 57% proficiency, ranked #31 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 346 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; list at $265k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,582 (9.2% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $233,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8943 E Ohio Ave	0.10mi	3/2.0 (+1)	1,362 (+1%)	2mo	$307,250	$226	86
8925 E Utah Ave	0.08mi	2/2.0	1,441 (+7%)	3mo	$217,500	$151	82
25847 S Montana Ave	0.09mi	2/2.0	1,248 (-7%)	3mo	$260,000	$208	81
25839 S Illinois Ave	0.12mi	2/2.0	1,248 (-7%)	4mo	$160,000	$128	79
9034 E Citrus Ln N	0.38mi	2/2.0	1,354 (+1%)	3mo	$223,400	$165	79
25635 S Country Club Dr	0.35mi	2/2.0	1,368 (+2%)	2mo	$203,777	$149	79
8905 E Indiana Ave	0.14mi	2/2.0	1,152 (-14%)	1mo	$222,500	$193	69
9039 E Fairway Blvd	0.25mi	2/2.0	1,522 (+13%)	0mo	$235,000	$154	66
9015 E Citrus Ln S	0.58mi	2/2.0	1,430 (+6%)	2mo	$249,000	$174	61
8929 E Sun Lakes Blvd S	0.60mi	2/2.0	1,272 (-5%)	4mo	$250,000	$197	60
26245 S Lakeview Dr	0.67mi	2/2.0	1,441 (+7%)	2mo	$324,000	$225	55
9109 E Country Club Dr	0.49mi	2/2.0	1,162 (-14%)	4mo	$198,000	$170	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-36,648
• Equity at exit: $39,497

10-year hold

• IRR: -7.8%
• Equity multiple: 0.54×
• Total profit: $-34,121
• Equity at exit: $22,904

Cash invested: $74,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85248

• Home prices YoY: -23.0%
• Rents YoY: 1.4%
• Active inventory: 346
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$110
• HOA: −$154
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $159

Break-even live

Break-even rent $2,205

Max offer price $264,900

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8934 E Minnesota Ave Sun Lakes, AZ	2.0	2.0	970	$1,950	$2.01	5d	1	0.22mi
8931 E Copper Valley Ln Sun Lakes, AZ	2.0	2.0	1012	$1,650	$1.63	43d	1	0.25mi
25424 S Wyoming Ave Sun Lakes, AZ	2.0	2.0	1600	$1,795	$1.12	18d	1	0.25mi
9107 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1313	$3,900	$2.97	1d	1	0.27mi
9111 E Olive Ln N Sun Lakes, AZ	2.0	2.0	1251	$1,200	$0.96	24d	1	0.34mi
9348 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1480	$2,000	$1.35	15d	1	0.52mi
9334 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1236	$2,000	$1.62	4d	1	0.56mi
9022 E Citrus Ln S Sun Lakes, AZ	2.0	2.0	1162	$1,750	$1.51	18d	1	0.56mi
25231 S Papago Pl Sun Lakes, AZ	2.0	2.0	1750	$4,000	$2.29	43d	1	0.65mi
9119 E Citrus Ln S Sun Lakes, AZ	3.0	2.0	1440	$1,400	$0.97	12d	1	0.69mi
9438 E Michigan Ave Sun Lakes, AZ	3.0	2.0	1658	$4,000	$2.41	5d	1	0.71mi
9554 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1348	$2,100	$1.56	24d	1	0.89mi
9635 E Palomino Pl Sun Lakes, AZ	2.0	3.0	1792	$1,850	$1.03	24d	1	0.97mi
26618 S Maricopa Pl Sun Lakes, AZ	3.0	2.0	1596	$1,800	$1.13	24d	1	0.98mi
9647 E Palomino Pl Sun Lakes, AZ	2.0	2.0	1384	$1,900	$1.37	24d	1	0.99mi
9714 E Sherwood Way Sun Lakes, AZ	2.0	2.0	1823	$4,000	$2.19	1d	1	1.05mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,200	$2.31	11d	1	1.09mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,000	$2.17	5d	1	1.09mi
9517 E Navajo Pl Sun Lakes, AZ	2.0	2.0	1324	$1,975	$1.49	43d	1	1.11mi
9635 E Rocky Lake Dr Sun Lakes, AZ	2.0	2.0	1575	$2,500	$1.59	43d	1	1.15mi
9222 E Crystal Dr Sun Lakes, AZ	2.0	2.0	1841	$2,200	$1.20	5d	1	1.16mi
9746 E Coopers Hawk Dr Sun Lakes, AZ	2.0	2.0	1566	$4,500	$2.87	24d	1	1.17mi
9746 E Coopers Hawk Dr Unit 1546352P Sun Lakes, AZ	2.0	2.0	1560	$3,066	$1.97	12d	1	1.17mi
9559 E Sunburst Dr Sun Lakes, AZ	2.0	2.0	1706	$3,750	$2.20	24d	1	1.27mi
23614 S Desert Moon Ct Sun Lakes, AZ	2.0	2.0	1676	$2,395	$1.43	43d	1	1.27mi
25115 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$3,500	$1.96	24d	1	1.29mi
25111 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$4,200	$2.35	24d	1	1.29mi
25826 S Cedarcrest Dr Sun Lakes, AZ	2.0	2.0	1823	$3,950	$2.17	1d	1	1.45mi
23833 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1572	$2,500	$1.59	24d	1	1.45mi
26646 S New Town Dr Sun Lakes, AZ	2.0	2.0	1373	$3,000	$2.18	1d	1	1.46mi
23812 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1508	$2,500	$1.66	24d	1	1.47mi

HOA detail

• Monthly dues: $154 · $1,848/yr

Listing history 6 events

1. 2026-06-18
   days on market $264,900 Active 5 DOM
2. 2026-06-17
   days on market $264,900 Active 4 DOM
3. 2026-06-16
   days on market $264,900 Active 3 DOM
4. 2026-06-15
   days on market $264,900 Active 2 DOM
5. 2026-06-13
   remarks 632-char remark
6. 2026-06-13
   listed $264,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,060 · $88/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$688/yr (+$57/mo · 64.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,870
• − Mortgage interest: −$14,839
• − Property taxes: −$1,060
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$1,848
• − Depreciation: −$7,706
• Taxable loss: −$2,527
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $2,511/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Chandler Unified District #80 (4242)
• NCES district ID: 0401870
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $74,048
• Composite: 47.54/100
• National rank: #2268
• State rank: #31 of 249 in AZ

Livability — Sun Lakes

• Score: 62/100
• State rank: #135
• US rank: #16572

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment B- Housing B+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Lakes, AZ
• County: Maricopa County · 4,537,380 people
• City population: 37,461
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,095
• Household income: $94,495
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1107.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 13% Hispanic / Latino 8% Two or more races 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Romanian 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 3% Other Indo-European 3%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.23%
• Current HPI: 265.2743
• Rent YoY: ▲ 1.40%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-51.4% since first listed

17 events — show timeline

• 2026-06-13 Listed $264,900 ARMLS
• 2016-07-29 Sold (Public Records) $103,000 Public Records
• 2016-07-29 Sold (MLS) $103,000 ARMLS
• 2016-07-22 Pending — ARMLS
• 2016-06-28 Price Changed $112,000 ARMLS
• 2016-06-17 Relisted — ARMLS
• 2016-06-11 Pending — ARMLS
• 2016-05-31 Listed $109,500 ARMLS
• 2013-08-16 Sold (Public Records) $75,000 Public Records
• 2011-07-28 Listing Removed — ARMLS
• 2011-04-30 Listed $74,900 ARMLS
• 2011-04-06 Listing Removed — ARMLS
• 2011-01-31 Price Changed $79,900 ARMLS
• 2010-12-16 Price Changed $85,900 ARMLS
• 2010-10-06 Listed $83,900 ARMLS
• 1987-03-16 Sold (Public Records) $58,000 Public Records
• 1984-12-07 Sold (Public Records) $545,340 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,060 · +1.8% YoY. Source: county tax records.